UAE Off-Plan Handover Walkthrough: The 80-Point Snag List

Off-plan buyers across Dubai and Abu Dhabi often discover costly defects only after they take the keys. This 80-point snag list gives UAE brokers a structured way to inspect kitchens, bathrooms, air-conditioning, electrical systems, finishes and balconies before the final handover payment is released, protecting both client funds and future resale value in areas such as Dubai Marina, Business Bay and Saadiyat Island.

Preparing for the Handover Appointment

Book the walkthrough at least 48 hours in advance through the developer portal or your RERA-registered agent. Carry printed copies of the sales contract, payment schedule and approved layout. Download the latest unit drawings from the DLD portal so every measurement can be cross-checked on site. In our experience, units in JLT and MBR City frequently show last-minute changes to partition walls that are not reflected in the original brochure.

• Confirm Etisalat and DEWA temporary accounts are active so all lights, AC and water points can be tested.
• Carry a 5-metre laser measure, spirit level, torch and camera with timestamp.
• Allow two to three hours; larger three-bedroom units in Business Bay regularly require the full slot.

Kitchen and Utility Room Inspection

Start with the kitchen because rectification work here can affect cabinetry lead times of four to six weeks. Check that all soft-close hinges operate smoothly and that worktop joints are flush to within 1 mm. Verify the sink is centred under the window as per the approved plan; offsets of 30 mm are common in Aljada units delivered in 2025.

1. Confirm hob and extractor ratings match the contract specifications (minimum 800 m³/h).
2. Test every power socket with a socket tester; polarity faults appear in roughly one in eight kitchens.
3. Measure the gap between the fridge space and wall; it should be at least 50 mm for ventilation.
4. Inspect the utility room for correct slope on the floor drain (minimum 1:80).

Bathroom and Plumbing Systems

Water leakage remains the most frequent post-handover complaint in Marina and Downtown towers. Run every tap for three minutes while checking the ceiling of the unit below, if accessible. Use a moisture meter on all wet-area walls; readings above 15 % warrant further investigation.

• Ensure mixer cartridges turn from cold to hot without stiffness.
• Check that bathroom fans extract at least 25 litres per second and vent to external air, not the ceiling void.
• Verify waterproofing membrane height behind tiles reaches 150 mm above finished floor level.
• Confirm the correct RAK or equivalent sanitaryware brand and model against the schedule.

Air-Conditioning, Electrical and Lighting

DEWA meter installation must be complete before the walkthrough so full-load testing is possible. Set each AC unit to 18 °C and verify supply-air temperature drops to 12–14 °C within ten minutes. In our experience, cassette units in Saadiyat Island apartments sometimes arrive with incorrect refrigerant charge, leading to high running costs.

1. Count all DB breakers and compare with the single-line diagram; missing 20 A breakers for water heaters are frequent.
2. Test every switch and dimmer; smart panels supplied by Etisalat often require firmware pairing on site.
3. Inspect external lighting on balconies for IP65 rating and correct earthing.
4. Confirm that corridor and lobby access control readers are already linked to the building management system.

Finishes, Balcony and Final Documentation

Walk the entire perimeter with a two-metre straight edge to identify floor-level deviations greater than 3 mm. Photograph every tile with visible chips or shade variation; these are harder to dispute once the unit is occupied. Balcony drainage in high-rise towers must slope away from the façade at 1:60; standing water after a five-minute hose test indicates a warranty claim.

• Check all skirting gaps; anything wider than 2 mm should be noted for silicone or timber infill.
• Verify inter-floor sound transmission; impact noise from the unit above should be inaudible with normal conversation.
• Collect copies of the mechanical, electrical and plumbing as-built drawings plus the fire-alarm commissioning certificate.
• Ensure the final DLD title deed application checklist is stamped by the developer before leaving site.

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